Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
Listing photo for 70 Royce Road, Bethel, NY
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70 Royce Road,

Bethel, NY

$737,000

3 Beds
3 Baths
2,482 Sqft
10.75 Acres

Finally — a brand-new old farmhouse in the Catskills. Thoughtfully reimagined from the studs up, this circa-1890 farmhouse offers the rare opportunity to enjoy the soul and character of a historic home without sacrificing the comforts and efficiencies of modern living. Early settlers chose these hilltops for a reason, and this premium homesite still delivers today — with sweeping rural views, rolling acreage, and a sense of calm that feels worlds away from the city. Set on 10.75 acres of open and wooded land, the property was once part of a fine equestrian estate and now begins its next chapter as a beautifully restored country retreat. Extensive renovations include a gorgeous new Chef’s Kitchen, three luxurious bathrooms, highly efficient dense-pack insulation, and all new insulated windows — preserving the timeless farmhouse aesthetic while eliminating the drafty compromises of the past. Perched gracefully atop a quiet country rise, the home features covered front and rear porches, a stone patio for outdoor entertaining, a charming garden area, and long-reaching views of the surrounding countryside. Inside, you’ll find three spacious bedrooms, a formal dining room, and a whimsical yet functional third-floor studio space once used by a painter for creative inspiration and quiet reflection. Located less than two hours from NYC and just minutes from the lakeside dining and nightlife of White Lake and Kauneonga Lake’s “Restaurant Row,” the home strikes a perfect balance between peaceful seclusion and vibrant Catskills culture. Bethel Woods Performing Arts Center, Resorts World Catskills, and The Kartrite Resort are all nearby, offering year-round entertainment and recreation. But perhaps the greatest luxury offered here is harder to quantify: quiet mornings with coffee on the porch, crisp evening air rolling across the hillside, and the unmistakable feeling of having finally exhaled. Come experience the serenity and timeless beauty of a farmhouse reborn.

Facts & Features
MLS® # 996500
Price $737,000
Bedrooms 3
Bathrooms 3.00
Full Baths 3
Square Footage 2,482
Acres 10.75
Year Built 1890
Type Residential
Sub-Type Single Family Residence
Style Farmhouse
Status Active
MLS hgmls
Community Information
Address 70 Royce Road
City Bethel
County Sullivan
State NY
Zip Code 12720
Amenities
Utilities Cable Available, Electricity Connected, Water Connected
Parking Driveway
Is Waterfront No
Has Pool No
Interior
Interior Features Chandelier, Chefs Kitchen, ENERGY STAR Qualified Door(s), Formal Dining, High Speed Internet, Kitchen Island, Low Flow Plumbing Fixtures, Open Floorplan, Open Kitchen, Original Details, Primary Bathroom, Recessed Lighting, Soaking Tub, Storage, Walk Through Kitchen, Washer/Dryer Hookup
Appliances Dishwasher, Dryer, Electric Water Heater, Exhaust Fan, Gas Oven, Gas Range, Microwave, Oven, Refrigerator, Stainless Steel Appliance(s), Washer
Heating Ducts, Forced Air, Oil
Cooling None
Has Basement Yes
Basement Partial, Unfinished, Walk-Out Access
Fireplace No
Exterior
Construction Blown-In Insulation, Clapboard, Energy Star, Frame, Stone, Wood Siding
School Information
District Monticello
Elementary George L Cooke School
Middle Robert J Kaiser Middle School
High Monticello High School
Additional Information
Date Listed May 7th, 2026
Days on Market 74
Short Sale No
RE / Bank Owned No
Listing Details
Listing Courtesy of Coldwell Banker Timberland
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Listing information last updated on July 21st, 2026 at 9:35pm EDT.